Plan Commission (PC)

ZIONSVILLE PLAN COMMISSION MEETING RESULTS Monday, December 16, 2024 6:30 PM (Local Time) THIS PUBLIC MEETING WAS CONDUCTED ONSITE AT THE ZIONSVILLE TOWN HALL, 1100 WEST OAK STREET, ROOM 105 (COUNCIL CHAMBERS). The following items were discussed: I. Pledge of Allegiance II. Attendance: David Franz, Josh Fedor, Jim Hurst, Mary Grabianowski, Kendrick Davis, Cindy Madrick, and Nick Plopper attended in person III. Approval of Plan Commission Minutes – November 18, 2024 Regular Meeting - Approved IV. Continuance or Withdrawal Requests Docket Petitioner / Project Address of Number & Petitions Link Name Project 2024-50-Z: Petition was continued from the September 16, 2024, October Initial Filing; 16, 2024, and November 18, 2024, Plan Commission Meetings. The Petitioner has submitted a Continuance Request to the PUD January 21, 2025, Plan Commission Meeting. The continuance Ordinance was approved Pittman Partners / 11201 & 10801 E. (2024-08-27) The Reserve at Union 200 South and 7 in Favor Woodlands PUD 2475 S. U.S. 421, 0 Opposed Draft Rezoning Zionsville, IN Commitments Rezoning of 147.4± acres from the Rural General Agriculture (2024-08-27) (AG) district to the Planned Unit Development (PUD) district for a mixed use development including single-family, townhomes, Letters of multi-family residential, and commercial uses. Interest Petition was continued from the November 18, 2024 Plan Commission Meeting. Staff has submitted a Continuance Request to the January 21, 2025, Plan Commission RFPDI LLC / 10814 and Meeting. The continuance was approved. 2024-74-Z: Creekside Corporate 10850 Creek 7 in Favor Initial Filing Park Rezoning - Way 0 Opposed Signage in Subarea E Zionsville, IN Rezoning to amend Section 1.20, M, of the Creekside Corporate Park PUD regarding wall signage regulations in Subarea E. December 17, 2024  V. Continued Business to be heard Docket Petitioner / Project Address of Number & Petitions Link Name Project None VI. New Business to be heard Docket Petitioner/ Address of Number & Petitions Links Project Name Project Text Amendment of the Subdivision Control Ordinance Section 193.060(A)(3) & (4) regarding Street Lights. 2024-76-OA: A motion to send a Favorable recommendation to the Staff Memo Town of Zionsville Zionsville, IN Town Council was approved. and Materials 7 in Favor 0 Opposed Primary Plat approval for a 2-lot minor residential subdivision of 7.67 acres in the R-1 zoning district. Commissioners voted to Approve a deferral of the perimeter sidewalk installation and a waiver of the 2024-79-MP: David Sternasty / performance bond requirement: 425 S 900 East Staff Report Hickory Farms Minor Zionsville, IN 7 in Favor with Exhibits Subdivision 0 Opposed The plat was Conditionally Approved as presented: 7 in Favor 0 Opposed Development Plan for a medical office building on 5.69+/- acres being in the Creekside Corporate Park zoned Planned 10859 and 2024-80-DP: Unit Development (Creekside PUD). Frooz Vision, LLC / 10869 Creek Staff Report Center for Sight Way Conditionally Approved as presented: with Exhibits Zionsville, IN 7 in Favor 0 Opposed Development Plan for a recreational park including a restroom/shelter building, amphitheater, playground, paved and unpaved trails, and related parking areas being in the Rural Single-family Residential (R1) district. Zionsville Park & Rec Commissioners voted to Approve waivers of architectural 2024-73-DP: Board / 601 S. 900 East design and building materials requirements: Staff Report Carpenter Nature Zionsville, IN with Exhibits 7 in Favor Preserve 0 Opposed The Development Plan was Approved as presented: 7 in Favor 0 Opposed December 17, 2024  Development Plan for a new restroom/concession building Zionsville Park & Rec with adjacent walks in the Special Use District Eight (SU-8) 9645 2024-78-DP: Board / district. Whitestown Staff Report Mulberry Fields Road Conditionally Approved as presented: with Exhibits Restroom/Concession Zionsville, IN Building 7 in Favor 0 Opposed Development Plan Amendment for redesign of three commercial buildings on 2.22+/- acres within the Holliday 2024-86-DPA: GMT Investments / Farms PUD. 3546 S. US 421 Staff Report The Shops at Zionsville, IN Conditionally Approved as presented: with Exhibits Holliday Farms 7 in Favor 0 Opposed VII. Other Matters to be considered Docket Petitioner/ Address of Number & Item to be Considered Links Project Name Project None Respectfully Submitted: Mike Dale, AICP Director - Planning and Building Department Town of Zionsville December 17, 2024 Zionsville Plan Commission December 16, 2024 In Attendance: David Franz, Josh Fedor, Jim Hurst, Mary Grabianowski, Kendrick Davis, Cindy Madrick, Nick Plopper Staff attending: Mike Dale, Roger Kilmer, Jodi Dickey, Owen Young, Dan Taylor, Attorney Franz Let’s go ahead and get started. Call to order the Plan Commission meeting of December 16, 2024. Please rise, start with the Pledge of Allegiance. All Pledge of Allegiance. Franz Mike, would you please take roll? Dale David Franz? Franz Present. Dale Kendrick Davis? Davis Present. Dale Josh Fedor? Fedor Present. Dale Mary Grabianowski? Grabianowski Present. Dale Jim Hurst? Hurst Present. Dale Cindy Madrick? Madrick Present. Dale Nick Plopper? Plopper Present. Dale All present. Franz All present, thank you. In your packet was a set of minutes from the November 18th, the November monthly report, the November 18th meeting. Is there any comments, additions, deletions on those minutes? If none, is there a motion to approve? Grabianowski So moved. Page 1 of 28 Zionsville Plan Commission December 16, 2024 Franz Is there a second? Madrick Second. Franz Any further discussion? All in favor signify by aye. All Aye. Franz Opposed by nay. [No response] The minutes are passed. On to continuance requests – Dockets 2024-50-Z, PUD Ordinance, Pittman Partners/The Reserve at Union Woodlands PUD Rezoning, 11201 and 10801 East 200 South and 2475 South U.S. 421, Zionsville, Indiana. Rezoning of 147.4± acres from the Rural General Agriculture (AG) district to the Planned Unit Development district (PUD) for the mixed-use development including single-family, townhomes, multi-family residential and commercial uses. Staff report – Kilmer Thank you. Petitioners have requested another continuance to the January 21, 2025 Plan Commission meeting. I informed them that based upon the recently adopted new Rules of Procedure for the Plan Commission we’re only allotted one more continuance so they said that’s fine we will be ready to go in January. So they are needing, because of revisions to their proposal, they are needing it to be continued from tonight to the January meeting. Franz Anybody from the petitioner present or? Kilmer Yeah, Steve. Franz Oh – Pittman Do you want me to talk? Franz I mean if you have any comments, sure. Pittman Hello and good evening. For the record, my name is Steve Pittman with Pittman Partners. I’m here to talk about The Reserve at Union Woodlands and thanks for giving me the opportunity to let, update you and let you know what we’ve gone through. So, we originally put together a plan that was incorporating a, about a $4 million dollar baseball/softball facility and park with, we were working with the Parks Department. We had to work with the airport and we were planning on moving with that and kinda at the last second after several months of doing that, it was determined that if the, the airport currently has a, their runway is about 7,000 feet and their Master Plan calls for someday they may extend it an additional 700 feet and if they do that the park that we were gonna build would be in their runway protection zone. So after months and months and months of going through this and talking to the INDOT’s FAA division and all that stuff, that’s really kinda what we learned. Page 2 of 28 Zionsville Plan Commission December 16, 2024 So because of that, we, we modified and we’re in the process of modifying our entire plan because we were building a plan that was going to allow us to take funds from that plan and park impact fees to build this major improvement. So now we’re changing, we’re changing our plan where we’ll build, we’re still talking with the Parks Department and with Jarod to build more of a passive park and there might be a pickleball court or two with a playground area but we’ve altered the plan and removed all the apartments so it’s going to a much less dense plan and I think a, a plan that I hope you guys like it. I, I, I know from talking to the people up in that area they, they want 5, 10, 15 acre estates so there’ll still be the I’m sure that element of, of development coming in that area and sewer and water coming in that area that there’s a, a conflict that, that’s why we come to you guys but we, we will in January if, if you guys would give us that continuance. Thank you. Franz Thank you. Anybody on the Plan Commission have any questions, comments? Is not, if not is there a motion to move, continue this matter to the January 21, 2025 meeting? Plopper So moved. Franz Is there a second? Davis Second. Franz Any discussion? All in favor signify by aye. All Aye. Franz Opposed by nay. [No response] We’ll see you next month. Docket Number 2024-74-Z, RFPDI LLC/Creekside Corporate Park Rezoning – Signage in Subarea E, 10814 and 10850 Creek Way, Zionsville. Rezoning to amend Section 1.2 M of the Creekside Corporate Park PUD regarding wall signage regulations in Subarea E. Owen, you taking this one? Young Yes sir. They are not ready. We have, we met this past week. We should be seeing further iterations but they are looking better for next month. Franz Anybody – questions, comments? If not, is there a motion to continue this matter to the January 21, 2025 meeting? Grabianowski So moved. Franz Is there a second? Madrick Second. Page 3 of 28 Zionsville Plan Commission December 16, 2024 Franz Any further discussion? All in favor signify by aye. All Aye. Franz Opposed by nay. [No response] This matter is continued also. On to New Business – 2024-76-OA, Town of Zionsville. Text Amendment of the Subdivision Control Ordinance Section 193.060(A)(3) and (4) regarding street lights. Dale Yes, good evening Plan Commission. Both the Planning and Building Department and the Department of Public Works staff are requesting an amendment to the town’s Subdivision Control Regulations that would effectively remove the town’s responsibility for paying the electric bill, electricity bills associated with subdivision street lights and also absolve the town’s responsibility of either maintaining or replacing the subdivision street lights. Lance is here also to answer any questions you may have. Franz Does anybody have any questions? Hurst For clarification, is this just for new subdivisions or this for existing subdivisions also? Dale New ones primarily. Fedor So is that paid for through the homeowners associations then? Dale Right. Fedor Are they the ones – Dale Right. It would, it would, it would, the responsibility for paying those bills would fall on the, the lot owners or the HOA. Franz So we’re approving the amendment or pushing this forward to the town? Dale It would be a recommendation to the Town Council. Franz Okay a recommendation, all right. All right, so would somebody like to make a motion on this matter? Taylor ___ 8:39 inaudible. Franz Oh, sorry. Is there anybody from the public who would like to comment on this matter? Being none, would somebody like to make a motion on this matter? Page 4 of 28 Zionsville Plan Commission December 16, 2024 Fedor I move to forward to Town Council a favorable recommendation on Section 193.060(A) of the town Subdivision Control Ordinance. Franz Second? Grabianowski Second. Franz Any further discussion? All in favor signify by aye. All Aye. Franz Opposed by nay. [No response] We’ll forward that to the Town Council. Next on the docket – 2024-79-MP, David Sternasty/Hickory Farms Minor Subdivision, 425 South 900 East, Zionsville, Indiana. Primary Plat approval of a 2-lot minor residential subdivision of 7.67 acres in the R-1 zoning district. Jodi – Dickey There we go – waiting for the picture to come up. So here’s the location of the proposed minor plat 2-lot subdivision. This is State Road 32 and here’s County Road 900. It is zoned Rural Single-Family Residential (R-1). So minor subdivisions are permitted in this zoning district and the, the plat will divide this 7 acres into two lots. Right-of-way will be dedicated per County Highway standards with the plat and the future homes will be served by well and septic. The preliminary site locations of those have been approved by the state or the County Health Department. The petitioner, and here are the lots – so Lot 1 is 3.98 acres and Lot 2 is 2.93 acres. The future potential homes are located wells, septic. This may not be the exact locations when they get to building plans but everything fits on the, the site. All of the setbacks are noted as they need to be and easements are being put into place now to handle offsite drainage. The petitioner is requesting a waiver of the sidewalk requirement. We’ve had a lot of these so we know that sidewalks are, perimeter sidewalks would be required along County Road 900 and for a lot of these minor residential subdivisions that are located in the rural zoning districts, we’ve seen a lot of these requests to just not install the sidewalk. So there’s a potential for the Plan Commission to waive that requirement which means the owner would not have to put the sidewalks in. Staff is not recommending approval of that waiver because sidewalks are a thing and they’re important and so somebody needs to put them in. Another option for the Commissioners is to defer installation of those sidewalks which has been something that we’ve done in the past. Should you choose to defer that to a future time, the owner has placed some language on the plat noting that who will be responsible and at what point that sidewalk would be installed. Along with the deferral is a requirement for the owner to post a performance bond and hold that until the sidewalk is in place. So we have a third special request here to waive that requirement so that the homeowner, the property owner is not, doesn’t have that burden of keeping a performance bond in place until the sidewalk is installed. The sidewalk will be installed at a future date at the lot owner’s expense, not at the town’s expense, Page 5 of 28 Zionsville Plan Commission December 16, 2024 but the bond requirement is just part of the SCO so the petitioner is asking to waive that bond requirement. With that there are just a couple of outstanding drainage issues. The exact location of an onsite drain that will take existing stormwater away from the site onto an existing conveyance. That’s not been located satisfactorily to the Engineering Department so we are suggesting a conditional approval of this plat with the final plat having the exact location put on the plat so. With that I’m happy to turn it over to the petitioner or answer any questions. Franz All right, thank you. Is the petitioner present? Please state your name and address. Sternasty My name is David Sternasty, address of these lot 425 South 900 East, Zionsville 46077. Franz Do you have anything to add to the commentary? Sternasty I believe Jodi summed it up pretty well there. Just 900 being fairly rural with no sidewalks anywhere on 900 currently until you get down towards a Zionsville park about 2, 2-1/2 miles south of that lot. Our assumption is that unless every lot along 900 gets developed at some point, there’s not going to be a connection for that sidewalk anytime soon. Additionally, with it being an arterial roadway, the likelihood that the right-of-way gets implemented and used, expanded upon leaves kind of a gray area of where that sidewalk would go right now pending that that, that road gets expanded on so. Everything else agreed with. Jodi summed it up well. Thank you. Franz Okay, thank you. Is there anybody from the public who’d like to comment on this matter? Being none, any members of the Plan Commission with questions, comments? The nice thing about a deferral is that you never have to do it if it never happens, you know? So versus a waiver is you just never have to do it so. I’m more of a proponent for a deferral potentially in an area that long term _____. 15:16 no audio. Hurst I concur with that. Franz And then the fact that we would waiver, waive the letter of credit requirement then there’s no additional cost unless it gets put in so. Anybody else have questions, comments? If not, is there a motion? I guess we have to, three motions – waiver of the or a deferral of the sidewalk and a waiver of the – what’s that? Dickey So, just procedurally, there are four. So there’s a waiver sidewalk, and then there’s a deferral of the sidewalk, a waiver of the bonding requirement and then the plat itself so. Franz All right, so does somebody – Hurst I move that the proposed waiver of the requirement to install perimeter pathways along County Road 900 East be denied as presented and discussed in the staff report. Page 6 of 28 Zionsville Plan Commission December 16, 2024 Franz Is there a second? Grabianowski Second. Franz Any further discussion? All in favor of deny – Taylor You need to do a roll call. Franz Okay, oh do we do roll count even when everybody’s in person? Taylor Yes. Franz Okay, all right. So, Mike, would you please take roll? Dale Jim Hurst? Hurst Aye. Dale Josh Fedor? Fedor Aye. Dale Mary Grabianowski? Grabianowski Aye. Dale Kendrick Davis? Davis Aye. Dale David Franz? Franz Aye. Dale Nick Plopper? Plopper Aye. Dale Cindy Madrick? Madrick Aye. Dale All approved. Franz All right, so the request for a waiver has been denied so we’ll move on to the deferral. Hurst I move that the proposed deferral of the installation of required perimeter pathways be approved as presented and with the condition discussed in the staff report. Page 7 of 28 Zionsville Plan Commission December 16, 2024 Franz Is there a second? Grabianowski Second. Franz Any discussion? Mike, please take roll. Dale Jim Hurst? Hurst Aye. Dale David Franz? Franz Aye. Dale Kendrick Davis? Davis Aye. Dale Josh Fedor? Fedor Aye. Dale Was that an aye? Sorry – yes, aye? Fedor Aye, yes, I’m sorry. Dale Thank you. Mary Grabianowski? Grabianowski Aye. Dale Cindy Madrick? Madrick Aye. Dale Nick Plopper? Plopper Aye. Franz The waiver is or the deferral is granted. Now we have a, a request for the deferral or the waiver of the letter of credit. Would somebody like to make a motion on that one? Hurst I’ll continue on. I move that the proposed waiver of the requirement to provide a performance bond or letter of credit when deferring the installation of perimeter pathways be approved as presented and discussed in the staff report. Grabianowski Second. Franz Any further discussion? Mike, please take roll. Page 8 of 28 Zionsville Plan Commission December 16, 2024 Dale Jim Hurst? Hurst Aye. Dale Mary Grabianowski? Grabianowski Aye. Dale Cindy Madrick? Madrick Aye. Dale Nick Plopper? Plopper Aye. Dale David Franz? Franz Aye. Dale Kendrick Davis? Davis Aye. Dale Josh Fedor? Fedor Aye. Franz The letter of credit is waived. Now is there a motion on the approval of the subdivision? Hurst Do I need, whoever might make a motion, do they need to include the language under your staff recommends the commitment language? Franz Additionally approved language? Dale Yes. Franz Yep. Hurst I’ll take a stab at it. I move that Docket 2024-79-MP, approval of a minor residential subdivision dividing approximately 7.67 acres into two single-family lots in the Rural Single-Family Residential (R-1) district be conditionally approved based on the findings in the staff report, submitted Findings of Fact and staff recommendations subject to resolution of any outstanding drainage comments as presented and discussed. These items should be resolved prior to, prior to approval and recording of a secondary plat. Additionally, we require commitment language as referenced in this document that reads public pathway sidewalk as approved by the Zionsville Plan Commission shall be constructed to the then current town construction standards at the time said public infrastructure is extended to the property line of the subdivision within one year of said Page 9 of 28 Zionsville Plan Commission December 16, 2024 extension reaching the subject site. The cost to design and install this pathway shall be the responsibility of the property owner adjacent to the right-of-way at the time the condition is met. Grabianowski Second. Franz Any further discussion? Mike, would you please take roll? Dale Josh Fedor? Fedor Aye. Dale Jim Hurst? Hurst Aye. Dale Mary Grabianowski? Grabianowski Aye. Dale Kendrick Davis? Davis Aye. Dale David Franz? Franz Aye. Dale Cindy Madrick? Madrick Aye. Dale Nick Plopper? Plopper Aye. Franz That’s approved. Thank you. Next on the docket – 2024-80-DP, Frooz Vision, LLC/Center for Sight, 10859 and 10869 Creek Way, Zionsville. Development Plan for a medical office building on 5.69± acres being in the Creekside Corporate, Corporate Park zoned Planned Unit Development (Creekside PUD). Roger or Owen? Owen? That’s right so. Young All right, so what we are talking about is the subject site right here. It is 10859 and 10869 Creek Way, Zionsville, Indiana. The subject site is a portion of existing Lots 3, 4 and 5 of Creekside Corporate Park being 5.69± acres. The subject site is accessed via Creek Way. There is a companion, companion petition which is 2024-82-RP which is an administrative review of a replat. This is the replat of 4, 5 and part of 3 into the new 3A and 4A lots. Page 10 of 28 Zionsville Plan Commission December 16, 2024 Zoning map – the subject site is zoned Planned Unit Development Creekside PUD and is bordered on the north by residential home, Single-Family Residential district Urban (R-SF-2), west a vacant lot, Lot 2 Creekside Corporate Park, south is open field. This is Dow Area 10 landfill in the Dow, Dow Park PUD district and to the east is a residential multi-family development, the Reserve at William’s Glen in the Multi-Family Residential district Urban (R-MF-2). Topics of interest – signage. Note Plan Commission may review sign locations, materials, etc. but this is not an approval. Individual signs shall be applied for individually by sign improvement location permits at the time of building permit. The next item of interest is stormwater and drainage. The town’s Stormwater Department and town Engineer have reviewed the proposed stormwater drainage plan and have no comments except as noted in the attached comment letters, Exhibits 5A, 5B. Very briefly, they had identified drainage easements to cover fully the northeast corner of the property as far as the discharge area. There’s an adjusting pond bollard locations and stabilization solutions for drainage discharge area in the northeast corner of the lot. Currently and if you have questions, please go up to the microphone but yes, this, this, this water discharges on this side. All other, I believe, is relocated to onsite detention, it is wet detention. The next item of interest is lighting. Pole-mounted lighting is proposed for this development and as it is located immediately adjacent and within the proposed parking areas of the building. As filed, staff is supportive of the lighting plan except as noted in the attached comment letters, Exhibits 5A, 5B. Briefly, they have exceeded the one footcandle requirement on some of their property lines. Staff’s recommendation – staff supports approval of the submitted Development Plan subject to the following conditions: Resolution of all items noted within the comment letters, Exhibits 5A and 5B. Franz All right, thank you. Is the petitioner present, would they like to add anything? Clark Good evening, Jimmy Clark, VP of Development with Cornerstone Companies, 8902 North Meridian Street in Indianapolis. So, just I know there was a question on drainage on the northeast part of the parcel. Megan Irving with Structurepoint can address that. The only other thing I just wanted to make mention of is the proposed medical office building, as you can see on the site plan, is 20,000 square feet. Center for Sight is the, the user, Dr. Michael Behforouz, looking to build clinic aesthetics and LASIK suites within the building moving his practice from Hamilton County to Creekside Corporate Park. So, Megan I can – Irving Megan Irving with American Structurepoint. Most of the flow from this site in the existing condition does flow to the west. There’s about a 1.75 acre area that flows to that northeast ditch and we have had meetings with the town and made significant effort to take as much area away from that ditch as possible so that in the proposed condition only about a third of an acre will flow that way and we’ve ensured that our emergency flood routing flows to the pond as much as possible rather than to that corner. Additionally, we plan to add some erosion control measures to that ditch to decrease further washout in that area, though we think Page 11 of 28 Zionsville Plan Commission December 16, 2024 that our plan will significantly decrease any washout to begin with even without the erosion control. Franz Okay, now just hold on, hold on, hold on. Do you have anything else? Irving No. Franz All right, so members of the public now – state your name and address and then ask the, I mean ask, I mean you’re addressing us. We’ll ask them for you. Miller Max Miller. I own the northeast land so. So the water from ponds – Franz Over here. Miller So the water from the ponds, the pond on the left, yeah, I own the land just north, that’s me. So, where does your water go? Franz Here and so – all right, you guys have to, you, it’s public comment so – Miller We’re discussing the pond on the – Franz I know but, all right so – Miller West side. Franz She’s, all right. You ask the question, you ask us the question now we’ll give her an opportunity to rebut to, to answer your question. It’d be preferable if you can point it out somewhere up here on the screen too. Irving So the proposed area that will end up going to that ditch follows the eastern curb line right there – yep, and then a portion of the northern curb line as well, all of the area outside of that which will just be grassed area, no pavement in that area and it’s 0.32 acres in the proposed condition that will get there. In contrast in the existing, it’s pretty much the whole northeastern corner of the site which is 1.75 acres so we’re – Franz So how much, so how much water, so you’re saying currently the whole thing is flowing up on his property and post the construction it’ll be, it’ll be less flowing on his property? Irving Yes. Pre-construction it’s 1.75 acres flowing that direction. Post-construction it should be 0.32 acres flowing that direction. Miller There is an existing pipe along the whole eastern border that starts at the retention ponds below the multi-unit. You’d want to go back to the aerial. Right, fair enough? Irving Yes, we’ve got it shown here. Miller Are you going to leave that or are you gonna? Page 12 of 28 Zionsville Plan Commission December 16, 2024 Irving There’s a 36-inch pipe along the eastern property line. We’re not going to touch it. We’re going to put an easement around it to protect it. Franz Okay, all right. Miller So what – Franz Okay, it’s, I think what you need to do is you probably want to have a conversation offline if you want to direct back and forth. This is not the forum for that. I would, it should’ve probably been done hopefully in advance but I’m looking at this and based upon what they’re saying is they’re going to reduce the, the drainage onto your property which is probably a good thing. Miller Yeah. Franz So if you have any questions after this, I think you should take it up with them on a one-on-one basis. Miller That pipe that’s, that was the last part but thank you. Franz All right. Anybody else in the public have any comments? All right, throw it open to members of the Plan Commission. Davis With the, I guess my only question is with the lighting is there adequate protection between where they’re, the far eastern boundary and where that, the multi-family units are? Will there be a lot of, will they be affected greatly on the light pollution in the evening? Young As of right now the light pollution that they’ve, that they’re proposing on that eastern side I believe it is 0 or .0 to .0 maybe 1 and that’s far below that requirement on the eastern property line. I think they bust it mostly on the southern and I think a little bit on the northern. Franz Is the plan just to have them change the lumens? Young Yes. Franz Okay, and they’re agreeable to that I’m assuming? Young Yes. Franz Okay. Anybody else have anything? If not, is there a motion on this matter? Or, is there just one? I think so. Yep, just one. Grabianowski I move that Docket Number 2024-80-DP, Development Plan for a 20,765 single, square foot single-story medical office building with a future expansion with 12,500 square foot ambulatory ____ 31:42 no audio 33,265 square feet be, be approved based on the findings in the staff report and the staff recommendations, resolution of all items noted within the comment letters, Exhibits 5A and 5B, and submitted Findings of Fact. Page 13 of 28 Zionsville Plan Commission December 16, 2024 Franz No, no, no. You’ve already, you made a motion to approve. All right, so is there a second on the approval? Hurst Second. Franz Any further discussion? Mike, would you please take roll? Dale Mary Grabianowski? Grabianowski Aye. Dale Josh Fedor? Fedor Aye. Dale Kendrick Davis? Davis Aye. Dale David Franz? Franz Aye. Dale Jim Hurst? Hurst Aye. Dale Cindy Madrick? Madrick Aye. Dale Nick Plopper? Plopper Aye. Franz That motion also or carries so it’s approved. Docket Number 24, 2024-73-DP, Zionsville Park and Rec Board/Carpenter Nature Preserve, 601 South 900 East. Development Plan for a recreational park including a restroom/shelter building, amphitheater, playground, paved and unpaved trails, and related parking areas being in the Rural Single-Family Residential (R-1) district. Jodi? Dickey That’s me, yeah, thank you. Yes, up next is a Development Plan approval for Carpenter Nature Preserve so we’re all pretty eager to see this one coming along. The Phase 1 for the Development Plan and Phase 1 are all of the elements that were included in your staff report. The property is located at 601 South 900 East and so you can see it’s at the southwest corner of State Road 32 and Michigan Road and the property does lie within the Michigan Road Overlay. Page 14 of 28 Zionsville Plan Commission December 16, 2024 So the subject property is zoned R-1 and public parks are permitted uses in the R- 1 zoning district. The park is about 214 acres, formerly a golf course, and was acquired by the Parks and Recreation Board last year tended as a nature preserve so this Phase 1 development includes – I’m going to show a bunch of slides but I’m going to go through them quickly so I don’t mess up any presentation. The overall Master Plan you can see there’s a playground, pavilion and parking area. There’s an amphitheater and overlook. There’s a couple of other overlooks, viewing blinds, nature trails throughout. There’s an existing maintenance building here that the Parks staff will use for their own purposes. There’s also an existing clubhouse which will be closed to the public, not accessible to the public, but there’s an associated parking facility that will be used to park the parks. This is a closeup of just the play area and the picnic pavilion/restroom facility here and that associated parking. The Michigan Road Overlay also states that the Plan Commission should review and approve the sign package so this is, these are plans from your staff report so hopefully you’ve had a chance to look through them but there are a number of signs associated with this project. The first one is just the entry sign here on 900 and then there are various signs throughout the park that are nature interpretive signs or directional signage and then they’ve given some designs for each sign. Finally the building, there are a couple of items associated with the building because this is in the overlay, there are architectural design requirements. Buildings need to fit the Zionsville theme which is Victorian or Georgian or Greek revival which this building does not fit that theme so the petitioner is requesting a waiver from that architectural design standards requirement and also from the required building materials. The building materials in the overlay are restricted to like stone and brick and wood and so this is a block building with some wood accents but a block building so there’s also a waiver request for the building materials as well. This project along with, along with the waivers we are recommending approval of both waivers and there are, again, with this a couple of outstanding drainage issues so we would recommend conditional approval on this development plan as well and with that I’m happy to answer questions or turn it over to the petitioner. Franz Thank you. Petitioner – Logsdon Good evening Commissioners, Jarod Logsdon, Superintendent of Parks and Recreation here in Zionsville. As stated, we are beyond excited to begin this project for our community and begin the legacy of the Carpenter Nature Preserve. This is the phase first, first phase of construction which was included in the Master Plan that was before this Commission a year ago as we adopted our next 5-Year Master Plan. So, again, installing basic infrastructure just to get the community out there to begin having experiences and creating memories but happy to answer any questions related to the first phase of construction for this project. Franz All right, thank you. Is there anybody in the public who’d like to comment on this matter? Being none, members of the Plan Commission? Page 15 of 28 Zionsville Plan Commission December 16, 2024 Fedor This might be for staff and it might be for, I think it’s for staff – on our request for a waiver here it says this property will not be or this building will not be visible from any other properties. I think a few minutes ago we just approved two houses that will be visible from this property. Have we ever used that as a justification for a relief on building materials and the fact that it will not be seen from the road or from another home? Dickey I don’t think in my experience that has been a component of a waiver request before. Most of the buildings are along the Michigan Road corridor that have, that have requested these waivers and they just didn’t fit with the overall petitioner’s development scheme. In this case, that’s simply one more element, I think, that speaks favorably toward the waiver is that no one will see this from the corridor which is the intent is to present a cohesive view to passersby from Michigan Road so. Franz Does, does the overlay cover the entire property or is it the first like 200 feet, 300, what is it? Dickey The, it doesn’t cover the entire property but the standard is if any part of your property is in the overlay then for purposes of the zoning standards, all of it’s in the overlay. Franz A lot of these buildings are going to be built pretty far back so. On, on the signage, is that something we’d have to approve at a later date as it, as it was finalized or are you going to handle that once we conditionally, if this is conditionally approved? Dickey They will be filing for sign permits to install the signs but it’s the Commissioners’ job to look this over and say yeah, this pretty much meets every other park sign we have and so it’s consistent with our Parks Board signage and so we would approve the signage as presented. Franz All right. Anyone else? Davis The neighborhood to the south of it – is that Timberwolf? Do, do they have sidewalks or is there out in front of there? Logsdon I do not believe that they do. Davis So this proposes that you’re, we will be putting, you’ll be building a sidewalk along 900. Will that activate them to build a sidewalk? Or are we going to build like 200 feet of sidewalk to nothing on each side? Logsdon With previous parks projects we have requested waivers from that and then just ultimately we have to put them in later at more expense so, we want to be compliant with our own rules and, and place sidewalks as they are associated with projects. So, to answer your question, a pathway to nowhere for right now. Franz And those subdivisions that would’ve been up there my guess is there’s no requirement for them to put sidewalks in at this time. There’s no commitments on Page 16 of 28 Zionsville Plan Commission December 16, 2024 their part or anything like, I mean that was out of Zionsville’s jurisdiction until what 10, 12 years ago? Whenever it was. Grabianowski ___ 40:55 in that subdivision there’s just the entryway. Franz Okay. Anyone else? Madrick Exciting. Logsdon Thank you, yes. Franz When did we first see this one come before? Was that five years ago? Six years ago? I don’t know. Logsdon Much, much sooner than that, yeah. Oh, you mean the original project? Franz When they came for the PUD and all that stuff? I’m trying to remember how long ago that was. Logsdon 2018 roughly? 2017. Fedor PUD for housing in there? Franz Yeah. Fedor One, two three, 7 or 8 years ago at least. Franz Yeah. It’s taken time but it takes comes money too so sometimes you have to wait for the money to come along. All right, anybody else? If not, is there a motion for, is it, we have two waivers. Have to handle those separately and then the motion. So, would somebody like to take a stab at that? Dickey And I’m sorry Mr. President, did you have the public hearing? Franz Oh – Taylor You did. Franz I did, no, I asked for comment, I asked for comment. Dickey Okay, I’m sorry I just – Franz Yeah, I did so. Dickey I missed that. My bad, sorry. Franz So, all right, so would somebody like to make motions on these matters? Grabianowski I move that the requested waiver from the architecture, architectural design requirement of Section 194.079 of the town’s Zoning Code be approved. Page 17 of 28 Zionsville Plan Commission December 16, 2024 Franz Second? Davis Second. Franz Any further discussion? Dale Who was the second? I’m sorry. Davis [raising hand] Franz Yep. Dale Okay. Franz Any further discussion? Mike, would you please take roll? Dale Mary Grabianowski? Grabianowski Aye. Dale Kendrick Davis? Davis Aye. Dale David Franz? Franz Aye. Dale Josh Fedor? Fedor Aye. Dale Jim Hurst? Hurst Aye. Dale Cindy Madrick? Madrick Aye. Dale Nick Plopper? Plopper Aye. Franz That waiver is approved. On to the second waiver. Grabianowski I move that the requested waiver – I think this is bigger – from the building materials requirement of Section 194.079 of the town’s Zoning Code be approved. Hurst Second. Page 18 of 28 Zionsville Plan Commission December 16, 2024 Franz Further discussion? Mike, would you please take roll? Dale Mary Grabianowski? Grabianowski Aye. Dale Jim Hurst? Hurst Aye. Dale Cindy Madrick? Madrick Aye. Dale Nick Plopper? Plopper Aye. Dale Josh Fedor? Fedor Aye. Dale Kendrick Davis? Davis Aye. Dale David Franz? Franz Aye. That waiver is also granted. Is there a motion on the Development Plan? Grabianowski I move that Docket Number 2024-73-DP, Development Plan for Carpenter Nature Preserve be approved as presented. Franz Is there a second? Plopper Second. Dale I’m sorry. Plopper [raising hand] Dale Nick? Franz Any further discussion? Mike, would you please take roll? Dale Mary Grabianowski? Grabianowski Aye. Dale Nick Plopper? Page 19 of 28 Zionsville Plan Commission December 16, 2024 Plopper Aye. Dale Cindy Madrick? Madrick Aye. Dale Jim Hurst? Hurst Aye. Dale Josh Fedor? Fedor Aye. Dale David Franz? Franz Aye. Dale Kendrick Davis? Davis Aye. Franz The motion also carries. It’s approved. Onto the next Zionsville Park and Rec request – 2024-78-DP, Zionsville Park and Rec Board/Mulberry Fields Restroom/Concession Building, 9645 Whitestown Road, Zionsville. Development Plan for a new restroom/concession building with adjacent walks in the Special Use district (SU-8) district. Roger, you handling this one? Kilmer Yes sir. Franz All right. Kilmer Good evening, thank you. The request before you is a Development Plan approval for a new restroom and concession building to be constructed at Mulberry Fields. On the screen in front of you I have the location map showing, first of all, the outline of Mulberry Fields. You’ll see that it’s bordered on the north by Whitestown Road and on the east by North Ford Road. The park itself is approximately 37 acres and it is accessible by the nearby Big 4 Rail Trail. Existing development on the, on the property includes picnic shelters, 2-1/2 miles of paved paths and sidewalks, a skate park, multi-use athletic fields, prairie meadow plantings, a large hill, a splashpad and four pickleball courts. Fortunately, this property, this park receives a lot of activity and because of that the petitioner is wanting to serve the patrons of the park with proposed restroom and, and concession building. Moving on – the next slide was, is a zoning map. It shows that the property is zoned SU-8 which is the zoning designation for parks. The, let me go back to the zoning map, I’m going to go back one more even to the location map, within this map I have highlighted or, or outlined roughly where the proposed concession, restroom and concession building would be located within the park. You’ll see it Page 20 of 28 Zionsville Plan Commission December 16, 2024 is due west of existing parking areas and it is also due south of an existing shelter building that is going to remain. So moving forward now onto the, some specific drawings. For this orientation north is off to the right of the screen and, again, this is showing the relationship of the proposed new concession building to the parking areas. This drawing also provides information about the landscaping plan that was, was provided with the proposal. This is a floor plan of the proposed building itself where, again, to the north is up now and the southern portion of the building would consist of men’s and ladies’ restrooms. Then we have a family restroom in the middle with a mechanical room and storage rooms and then the northern portion of the building would be for the concession stand area with storage. The Zoning Ordinance identifies the development standards of the Urban General Business district which is (B-2) be applicable to the SU-8 district and, again, that, that is the district of this park, SU-8. These development standards do not include any specific regulations for architectural design, building materials or, I’m sorry – building elevations or building materials but to, to fill you in on, on what is being proposed, the proposed building utilizes a variety of materials and colors. The primary exterior building material will be a grey brick. Areas of glass within the gable ends which I’m noting here – this would be on the north elevation and then on the south elevation we have some windows in this area. These would be utilized to aid in illuminating the interior spaces. A standing seam metal roof will cover the building and trash receptacles are located at various locations within the park to address any increased trash that would be generated from this building. One topic of interest on this project is the detailed signage drawings have not yet been submitted for review as a part of this Development Plan but wall signs are depicted on these elevations and just to, to highlight those a little bit, on the north end of the building there’s a small area that says concessions and on the mirrored end of the, which would be the south end of the building, the same area there’s just simple signage for restrooms. All future signage for this project is not a part of this Development Plan approval request and will require the petitioner to file for individual sign permits. That is just standard process since we don’t have the details at this time. Staff will be glad to review those when they’re submitted. Staff, in the staff report I provided to you, it was noted that staff supports an approval of the submitted Development Plan. I need to qualify that one, one, for one reason – this afternoon, and this was forwarded to the petitioner, there were some additional comments from DPW that came up – some minor items that they just want to see addressed so instead of recommending a clean approval, we need, we need to amend that to say conditional approval just so that the DPW’s comments can be fully satisfied. With that, I’ll be glad to answer any questions you might have. Franz All right, thank you Roger. Petitioner – Logsdon Thank you. Jarod Logsdon again, Superintendent of Parks and Recreation. This project as well was in the 5-Year Master Plan that was before this Commission recently. There is an existing seasonal restroom onsite near the splashpad but we have activated this park with so much activity throughout the year that there are Page 21 of 28 Zionsville Plan Commission December 16, 2024 long periods, approximately six months, where there’s no restroom except for the portable restrooms that no one enjoys using so. In addition to just having year- round restrooms, there is enough sports activity that we believe a concession stand could supplement those games and activities throughout the year and provide a better experience for the patrons. Happy to answer any additional questions. Franz All right, thank you. Is there anybody from the public who’d like to comment on this matter? Members of the Plan Commission? Fedor Is this thing heated and air conditioned? You have HVAC on this thing? Logsdon This will be temperature controlled, yeah. Fedor Okay. Logsdon We’ll stay above freezing and we’ll stay below boiling. Davis Will the bathrooms have hours of operation to them? Logsdon They will have automated locks that’ll coincide with the park so this park in particular is open from dawn until 11 p.m. Fedor Jarod, you had no lighting on this – Logsdon Correct. Fedor Additional lighting on this. Explain to me where the lighting for this because you’ve, if this thing’s open from dawn until 11 p.m., at 11 p.m. it’s dark – Logsdon Uh huh. Fedor Is there lighting out there to see? Logsdon So within the parking area, which is immediately adjacent, there is adequate nighttime lighting as well as the structure will have a little bit of a glow to it with those glass awnings on top so we think that’ll be much more of a beacon than what’s out there right now where the rest of the park is pretty dark. Fedor Concession lights are going to be on all the time then? Logsdon When in operation but the lights inside of it’ll be on, yeah. Fedor Okay, so when it’s, when the building’s open lights on the front half where, where the concession is will be on even if the concession is not open? Logsdon Right. Fedor Okay. Franz Anyone else? Would someone like to make a motion? Page 22 of 28 Zionsville Plan Commission December 16, 2024 Davis I move that Docket Number 2024-78-DP, a Development Plan for a new restroom/concession building with adjacent walks be approved based on – Franz Conditionally. Davis Conditionally approved based on the findings in the staff report and the staff recommendations, submitted Findings of Fact and final sign plans submitted to staff, to staff for review and approval. Franz And subject, and – Davis And subject to the – Franz Reconciling DPW – Davis DPW comments. Franz All right, is there a second? Fedor Second. Franz All right, any further discussion? Mike, would you please take roll? Dale Kendrick Davis? Davis Aye. Dale Josh Fedor? Fedor Aye. Dale Mary Grabianowski? Grabianowski Aye. Dale Jim Hurst? Hurst Aye. Dale Cindy Madrick? Madrick Aye. Dale Nick Plopper? Plopper Aye. Dale David Franz? Franz Aye. Motion is approved. Thank you very much. Page 23 of 28 Zionsville Plan Commission December 16, 2024 Next on the docket – 2024-86-DPA, GMT Investments/The Shops at Holliday Farm, 3546 South U.S. 421, Zionsville. Development Plan Amendment for redesign of three commercial buildings on 2.22± acres within the Holliday Farms PUD. Roger – Kilmer Yes sir, thank you. As mentioned, the petition before you is a Development Plan Amendment to a previously approved project. This is for the redesign of three commercial buildings on 2.22 acres located up in Holliday Farms. On the screen in front of you is the location map that has the site outlined. One easy identifier of this property is that on this site is the historic farmhouse that remains and has been renovated. This property is on the north side of Frederick Place and on the east side of Marketplace kind of sandwiched between Marketplace Drive and U.S. 421. The next slide is a zoning map which shows that the subject site and, and all the property to the immediate north, west and south and east of it is within the zoned PUD, Planned Unit Development for Holliday Farms. The petitioner has renovated the existing historic home and proposes to construct three additional buildings for professional and commercial uses. Each of the new two-story buildings would be of similar architectural design reminiscent of a barn-like design and complementing the existing historic home. This Development Plan Amendment is required as the three new two-story buildings have been redesigned from their original approval to increase the size of each building resulting in some changes to the architectural design of each building. Details regarding the, the square footage of the, of the four buildings are that Building A would be increased in size approximately 760 square feet. Building B would be increased by approximately 700 square feet, Building C by just over 2,200 square feet and the existing farmhouse there would be no change to it from, from a square footage standpoint. In addition to each of the proposed new buildings increasing in building area, a second trash enclosure for the site and a heightened retaining wall have been, have been added to the southeastern portion of the site. This is the site plan that’s up on the screen now. Again, as matter of orientation, Michigan Road is off here to the right side, Frederick Place on the south side of the site and this is Marketplace Drive. So this building is the existing farmhouse, the historic farmhouse. Building A would be the first building immediately to the west of the existing building, Building B to the south of that and then Building C here. The new trash enclosure that I mentioned would be located down here and the retaining wall would be out along this area as well. There is a, the first trash enclosure which was included in the original approval is located here on the far north, northwestern corner of the site. Details for the retaining wall have not been finalized as an entrance sign for Holliday Farms will be also in this vicinity and the retaining wall will be integrated into its design. Regarding topics of interest for this petition – the petitioner submitted revised building elevations which are complementary to the historic building and serve as a transition from the traditional commercial area south of the site to the residential uses north of the site. As an example, I just wanted to show this is Building A and the following comments are consistent with Buildings A, B and C. The exterior materials of the proposed buildings are unchanged and consist of Page 24 of 28 Zionsville Plan Commission December 16, 2024 a board and batten Hardie plank siding, a base of brick that you see here on the bottom and the roofing materials are a mix of standing seam metal roofs and asphalt shingles. A comparison of the previously approved building elevations to the proposed for each building have been provided to you as Exhibits 5A, 5B and 5C of the staff report and I’d just like to highlight some of the, the more significant changes on each building for you as I go through these next few slides. For example, on Building A, this is the west elevation and, again, I, I, what I’ve done is taken the previously approved building elevation and put that on the top of the drawing and the new proposed elevation is on the, on the bottom of the drawing. Please forgive me that the building elevations don’t exactly line up vertically. I just was not able to get that but the, the primary difference in, from the previously approved to the proposed is that the main entry feature, this area, is now two stories and does project forward out of the, the building’s façade and you can see that most clearly here on the north elevation which I’ll shift to. Again, this was previously provide, previously approved. This new entry comes out, this area is new. So the massing of the building is, is changed. On Building B, the more, most significant change is to the north elevation where the main entry feature, this portion, has been enhanced when compared to the previously approved entry feature and that is also somewhat – you can see that a little bit here on the east elevation where it’s this portion that now pops out a little bit more than what it did before. Finally, on Building C, the most notable change is to the north elevation, specifically, this north elevation now has a covered patio area, covered porch area running along the, the base of the building and the second floor has also expanded out. This area, similar to Building A, it pops out a little bit more and both the covered porch and this area that pops out, is more easily seen here on the east elevation where, again, here is the covered porch area and this is the area that’s now popping out that did not before. Those are the more significant architectural changes to the proposed Development Plan Amendment. Staff supports the conditional approval of the submitted Development Plan Amendment with the following suggestion or with the following suggested conditions: Again, final sign plans have not been submitted for review and approval by staff and also subject to resolution of any outstanding review items identified in the comment letter which was attached to the staff report as Exhibit 5. I’d be glad to answer any questions you might have. Franz Thank you Roger. Is the petitioner present? Online? Or present here? Okay. Kippenbrock Hello, my name is Neil Kippenbrock with Kimley Horn & Associates, 500 East 96th Street, Suite 300. So everything I think is summarized pretty well here. I think the biggest key is from the difference of when we came through this the first time to where we’re coming now is the, the, the owner is actually looking and, and having signed leases so it’s really just working with the, the folks that are looking at these buildings and trying to incorporate and change the buildings as we, as we see fit from a, a leasing standpoint so. Happy to answer any other questions. We have a few folks, a few other folks here as well. Page 25 of 28 Zionsville Plan Commission December 16, 2024 Franz All right, thank you. Is there anybody in the public who’d like to comment on this matter? No? Hurst Roger, just you referenced Exhibit 5 as the comment letter. Do we really mean Exhibit 8, 6 rather? Kilmer Yes we do. Thank you for that, catching that. Thank you. Davis I think the changes in elevation look really good. I think that’s more of a – Franz Better, yeah. Davis Yeah, so I think it’s a really good improvement. Fedor I agree. I think it’s going to jive a little bit more with the Appaloosa Crossing right across the street and kinda across the street or up the road and across the street there so. Davis It’s happier. Madrick It’s a nicer look. Franz Anything else? If not, is there a motion on this matter? Davis Just to make sure – the, in that motion the exhibit needs to say Exhibit 6 not 5, correct? Kilmer [shaking head] Davis So I move that Docket Number 2024-86-DPA, a Development Plan Amendment for the redesign of three commercial buildings on 2.2± acres within the Holliday Farms PUD be conditionally approved based on the findings in the staff report and the staff recommendations, submitted Findings of Fact and resolution of outstanding review items identified by the comment letter, Exhibit 6. Franz Is there a second? Grabianowski/ Second. Hurst Franz Any further discussion? Dale Who got that? Hurst Mary beat me. Franz Mike, would you please take roll? Dale Kendrick Davis? Page 26 of 28 Zionsville Plan Commission December 16, 2024 Davis Aye. Dale Mary Grabianowski? Grabianowski Aye. Dale Josh Fedor? Fedor Aye. Dale Jim Hurst? Hurst Aye. Dale Cindy Madrick? Madrick Aye. Dale Nick Plopper? Plopper Aye. Dale David Franz? Franz Aye. Everybody? All right, so the matter passes. Thank you. I think you’ve, you’ve developed some sort of software to randomize the roll call vote. Dale Yes. Franz He does that just to keep us on our toes. Taylor It’s always a motion then second. Dale That’s true. Taylor It is random. Dale That’s exactly right. Hurst I imagine there’s a larger system I just haven’t figured it out. Franz All right, is there any other matters? Dale Yes. The Town of Zionsville and staff would like to thank Mary Grabianowski and Cindy Madrick for your service to the Town of Zionsville on the Plan Commission and your years of service and the time you take to come to these meetings and, and give your best attention. So my understanding is that your terms are not, that your terms are expiring now and so I wanted to thank you, thank you very much for your service. Franz Thank you. Page 27 of 28 Zionsville Plan Commission December 16, 2024 Fedor Thank you. Franz Enjoyed working with you. You probably taught most peoples’ kids and some of these people so. Madrick It’s true. Fedor No, it’s gonna make me feel good though that my government teacher is not sitting four seats down from me when I make motions. It’s really going to make me feel a little bit better. Hurst Well, she’s still going to be watching you. Fedor I know she is. Franz I wish everybody a happy holidays, Merry Christmas, Happy New Year and is there a motion to adjourn? Fedor So moved. Franz All in favor? All Aye. Franz Forget the second. Page 28 of 28